PCS from Eglin? Here's Your Real Timeline for Selling (Not the Fairy Tale Version)
PCS from Eglin? Here's Your Real Timeline for Selling (Not the Fairy Tale Version)
(It’s not to early to start planing for next spring.)
You're getting PCS orders from Eglin AFB, and suddenly that house you bought during the pandemic feels like an anchor instead of an asset. The questions are keeping you up at night: "How long will it actually take to sell?" "When should I list?" "Can I even afford to move with what I paid in 2021?"
Here's what nobody tells you in those cheerful real estate articles: selling during a PCS isn't like selling when you have all the time in the world.
The Real Story: What Actually Happened This Past Year
Let me give you the truth, not the sales pitch. This past year, I handled four homes for military families in situations similar to yours. All four went under contract in February and March. All four closed in June.
That's not a success story about fast sales – that's reality about military timelines, financing delays, and the coordination dance that happens when everyone's trying to move at once.
What's the deal with real estate timelines anyway? Every agent promises "30 days on market" like they're predicting the weather. Meanwhile, you're over here trying to coordinate household goods shipment, temporary lodging, and a new duty station while hoping your buyer's financing doesn't fall through at the last minute.
The Three Questions Every PCS Family Asks (And the Honest Answers)
"How Long Will It Actually Take to Sell?"
Based on my 19 years of experience in the Fort Walton Beach area, here's what you can realistically expect:
Time on market: 30-60 days to get under contract (depending on price and condition) Contract to closing: 45-60 days (military buyers often need extra time for financing) Total timeline: 3-4 months from listing to keys handed over
That February-to-June timeline I mentioned? That's normal, not slow. Military families are dealing with VA loans, moving timelines, and coordination with new duty stations. Anyone promising you 30 days total is either new or not working with military families regularly.
"How Far Out Should I List?"
The math is simple: work backwards from your PCS date.
PCS date minus 4 months = latest listing date for comfort
PCS date minus 6 months = ideal listing date for flexibility
If you're getting summer orders, you should be thinking about listing in February or March. Winter orders? Start the conversation in August or September.
I know that feels early, but here's what I've learned after nearly two decades: military families who start early have options. Military families who wait until the last minute have stress.
"What Do I Need to Prepare?"
Here's where most agents give you a 47-point checklist that makes your head spin. Let me break it down to what actually matters:
The Big Three:
Declutter like you're already moving (because you are)
Fix the obvious stuff (leaky faucets, holes in walls, burned-out bulbs)
Deep clean everything (military housing inspection clean, not regular clean)
The Nice-to-Haves:
Fresh paint in neutral colors
Professional photos (which I arrange anyway)
Minor landscaping improvements
Notice what's not on that list? Expensive renovations, staging with rented furniture, or trying to make your house look like an HGTV show. Military buyers care about condition and location, not whether your kitchen island matches the latest Pinterest trends.
Let's Talk About the Real Issue: Can You Afford to Sell?
You bought during the pandemic. Maybe you paid $350,000 for a house that's now worth $320,000 on a good day. The math feels impossible when agents are talking about 6% commission.
Here's where the conversation gets interesting.
On a $320,000 sale:
Traditional 6% commission: $19,200
Uber Realty 2% commission: $6,400
Your savings: $12,800
That's not just money – that's your moving budget. That's your security deposit on your next place. That's the difference between PCSing comfortably and PCSing stressed about money.
I'm not trying to be your financial advisor here, but let's use some Warren Buffett thinking: the value of your house has nothing to do with what you pay your real estate broker. Your house will sell for market value whether you pay 1% or 6% commission. The MLS is the MLS. Zillow syndication is the same for everyone. The buyer pool doesn't change based on your agent's commission.
So why would you voluntarily give away an extra $12,800 when you're already dealing with PCS financial stress?
The "Safe Choice" Trap That Costs Military Families Money
Here's what happens: you're already stressed about the move, the timeline, selling at a loss. Your spouse says, "Let's just go with the big-name agent. Nobody gets fired for choosing IBM, right?"
I get it. When everything feels uncertain, paying more feels safer.
But let me ask you this: when you bought your house, did the builder care which real estate agent you used? When you're trying to sell, does the buyer care how much commission you're paying? Does paying more commission make your house show up higher on Zillow?
The answer to all of those questions is no.
Your house gets the same MLS exposure, the same Zillow syndication, the same buyer pool regardless of what you pay your agent. The difference is how much money you keep in your pocket during an already expensive move.
Frequently Asked Questions from Military Families
Q: What if my orders change after we list? A: It happens. We build flexibility into the timeline and can adjust strategy if needed. Military clause language protects you if orders are canceled or modified.
Q: Can I sell if I owe more than the house is worth? A:Possibly, depending on how much you owe and current market value. Sometimes the commission savings alone can bridge a small gap. We'd need to run the specific numbers for your situation.
Q: What if I'm getting orders to an expensive area and need every dollar? A: This is exactly why the commission conversation matters. That $12,800 savings might be the difference between affording your new area or struggling financially for the first year.
Here's What Happens Next
If you're facing a PCS and thinking about selling, here's what I suggest:
Get a realistic market analysis (not the inflated "what you want to hear" version)
Calculate your actual costs including commission, closing costs, and moving expenses
Work backwards from your PCS timeline to set a realistic listing schedule
Decide if you want to be the CEO of this sale or just hand everything over and hope for the best
I've been helping military families navigate these decisions for 19 years. I understand PCS timelines, VA loans, and the unique challenges of selling when you're coordinating with military schedules.
More importantly, I understand that saving $12,800 in commission might be the difference between a smooth PCS and a financially stressful one.
Ready to talk specifics about your situation? Text or call Jim at 850.499.2940 if you're ready to be the CEO of your home sale instead of just hoping someone else handles it right.
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